HomeMy WebLinkAboutresolution.hpc.023-2020RESOLUTION #023
(SERIES OF 2020)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING, WITH CONDITIONS, FINAL MAJOR DEVELOPMENT PLAN
REVIEW, AND RECOMMENDING APPROVAL OF PLANNED DEVELOPMENT,
DETAILED REVIEW AND COMMERCIAL DESIGN, FINAL REVIEW FOR THE
PROPERTY COMMONLY KNOWN AS LIFT ONE LODGE, 710 S. ASPEN STREET,
WILLOUGHBY PARK, AND LIFT ONE PARK, AND LEGALLY DESCRIBED AS LOTS
1, 2,3 AND 4 OF THE LIFT ONE LODGE SUBDIVISION / PUD ACCORDING TO THE
PLAT THEREOF RECORDED MARCH 5, 2013, AT BOOK 102, PAGE 1, RECEPTION
NO.597438, COUNTY OF PITKIN, CITY OF ASPEN, STATE OF COLORADO.
Parcel ID: 2735-131-01-001; 2735-131-01-002; 2735-131-01-800, 2735-131-01-801
WHEREAS, the Community Development Department received an application for the
Lift One Lodge Subdivision and Planned Unit Development (the Application) from Lift One
Lodge Aspen, LLC (Applicant), represented by Stan Clauson Associates, Inc. for the following
land use review approvals:
• Planned Development, Major Amendment, Detailed Review (26.445) for proposed
changes to an approved planned development. While the project holds vested rights,
changes of this magnitude require that a project be reviewed under the current Land Use
Code; and
• Commercial Design, Final Review (26.412) for Lots 1, 2 and 3 of the Planned
Development. The project will be evaluated as part of the Mountain Base Character Area.
• Final Maior Development Review.(26.415) for rehabilitation and alterations affecting
Skier's Chalet Lodge, Skier's Chalet Steakhouse, Lift 1, Willoughby Park and Lift 1 Park.
WHEREAS, the subject property is zoned Lodge (L) and Park (P) with a Planned
Development (PD) Overlay. Portions of the property are designated historic; and,
WHEREAS, Historic Preservation Commission Resolution No. 14, Series of 2010,
granted approval related to the relocation and designation of the Skiers' Chalet and Skiers' Chalet
Steakhouse; and,
WHEREAS, the original approval of the Lift One Lodge Subdivision / PUD was granted
through Ordinance No. 28, Series of 2011; and,
WHEREAS, an Amendment to the Planned Development was approved by Planning and
Zoning Commission in Resolution No. 2, Series of 2016; and,
WHEREAS, City Council, in Resolution No. 41, Series of2015, Resolution No. 90, Series
of 2017, and Resolution No. 71, Series of 2018 granted extensions of vested rights; and,
Historic Preservation Commission
RECEPTION#: 671186, R: $33.00, D: $0.00 Resolution #023 Series of 2020
DOC CODE: RESOLUTION Lift One Lodge
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Janice K. Vos Caudill, Pitkin County, CO
WHEREAS, the Lift One Lodge Project has existing vested rights through November 28,
2021; and,
WHEREAS, following a community discussion and direction from City Council, Lift One
Lodge worked with multiple stakeholders to redesign their project to accommodate the relocation
of a new Lift 1 A, and;
WHEREAS, as a consequence of the proposed changes constituting a Major Amendment,
all code citation references to the City of Aspen Land Use Code are in effect on the day of initial
application — September 4, 2018, as applicable to this Project, unless otherwise noted by the
approval ordinance; and,
WHEREAS, the proposed changes in the Application for the Lift One Lodge
Subdivision/PD were in response to a completed study of the Lift IA corridor and the proposed
relocation of the Lift IA lift station to Willoughby Park; and,
WHEREAS, the Historic Preservation Commission on October 24, 2018 in Resolution
No.16, Series of 2018 granted Conceptual Major Development / Commercial Design Review
Approval and a recommendation of approval for Project Review of a Planned Development by a
seven to zero (7-0) vote, and;
WHEREAS, following a review of the project and referral to an election by Aspen City
Council, Aspen Voters approved Ordinance No. 38, Series of 2018 in March of 2019, granting
approval of Planned Development, Project Review and several related reviews, and;
WHEREAS, a complete application for Detailed/Final Review was received on September
1, 2020, and;
WHEREAS, the Aspen Community Development Department and multiple referral
agencies have reviewed the proposed Application and recommends approval with conditions; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at duly
noticed public hearings on November 11, 2020, during which the recommendations of the
Community Development Director and comments from the public were requested and heard by
the Historic Preservation Commission; and,
WHEREAS, the Historic Preservation Commission finds that this Resolution furthers and is
necessary for the promotion of public health, safety, and welfare; and,
WHEREAS, the Historic Preservation Commission in Resolution #023, Series of 2020,
by an six to zero (6 - 0) vote approving, Final Major Development, as identified herein, with the
recommended conditions listed hereinafter, and recommending approval by the Planning and
Zoning Commission of a Planned Development Detailed Review and Final Commercial Design
Review.
Historic Preservation Commission
Resolution #023 Series of 2020
Lift One Lodge
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NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1— Approval:
A. Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the Historic Preservation Commission hereby grants the Lift One Lodge Planned
Development — Final Major Development Plan Review approval, subject to the conditions
identified below.
B. The Lift One Lodge Planned Development is subject to all conditions of approval, rights,
obligations, and responsibilities as described in City Council Ordinance No. 38, Series of
2018, and Historic Preservation Commission Resolution No. 16, Series of 2018, unless
otherwise specified by this Resolution.
Section 2 — Conditions of Approval, Final Review
All conditions established by HPC Resolution No.16, Series of 2018 remain in effect and
require additional detail, review and approval by staff and monitor as the project moves
toward building permit. The condition to provide a maintenance plan to ensure the
preservation of the historic structures until construction of this project begins must be
addressed within six (6) months of this resolution's approval and updated every six (6)
months thereafter until issuance of a building permit for the proposed work.
In addition:
2. The trees proposed immediately downhill of the Skier's Chalet steakhouse shall be further
studied to ensure that they are not blocking the view of the north fapade of the structure.
Final design will be approved by staff and monitor prior to building permit.
3. The details of the preservation plan will need to be reviewed and approved by staff and
monitor prior to submittal of building permit and every effort must be made to retain
historic fabric.
4. Paint analysis to correctly identify the palette is required to be completed and submitted
for review and approval by staff prior to application of paint. Related to the Historic Lift
One, the process and sequencing required to restore the surface will be approved by staff
and monitor.
5. Further study is needed on the necessity to replace all of the historic windows. At a
minimum, any replacement units must match the existing design.
6. The applicant in discussion with staff will reconsider/restudy the removal of the shutters
from the Steakhouse building.
7. A final plan for the placement of the two uppermost historic towers of Lift 1 must be
provided for review and approval by staff and monitor within 6 months of HPC's granting
of this Final review.
8. Any original lighting fixtures need to be inventoried and the possibility of replicating
fixtures, if necessary, must be reviewed and approved by staff and monitor.
Historic Preservation Commission
Resolution #023 Series of 2020
Lift One Lodge
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9. The applicant shall work with staff to further study the application of any lighting treatment
to the historic lift structure. Final design will be approved by staff and monitor prior to
building permit.
10. Any proposal to attach, new, non -historic signs to the historic resources should be avoided.
But if necessary, any proposal to do so must be reviewed and approved by staff and monitor
prior to building permit submittal. Final design of all proposed signage on Lot 3 and in
relationship to the Steakhouse will be approved by staff and monitor prior to building
permit.
11. An application for an administrative Insubstantial Amendment to a Planned Development,
Detailed Review/Historic Preservation Final Major Development shall be submitted,
reviewed, and approved prior to building permit submission to define and approve the
design of the 1) accessory lift control building (final design provided by Aspen Skiing
Company); 2) elevator tower that connects the park to the subgrade parking area (final
design by Lift One Lodge); and 3) the restroom facility utilizing the Skiers' Chalet Lodge
pool house (final design by City Parks Department). Staff and monitor(s) will review and
approve the designs of these structures, in consultation with the commission if necessary.
12. Further restudy is needed related to lighting, planters, planting scheme, and paving
treatments in the Park and adjacent to the historic resources — with a direction to simplify.
Staff and monitor(s) will review and approve any proposed changes.
Section 3 — Recommendation of Approval
The Historic Preservation Commission recommends approval by the Planning and Zoning
Commission of the concurrent reviews for Planned Development, Detailed Review, and
Commercial Design, Final Review for Lift One Lodge and the City Park.
Section 2:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to submit within 180 days, a package of approval / entitlement documents as
specified by OrdinanceNo.38, Series of2018.
Section 3•
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Community Development Department, the Historic Preservation Commission, the
Planning and Zoning Commission, or the Aspen City Council are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by other specific conditions or an authorized authority.
Section 4•
This Resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Historic Preservation Commission
Resolution #023 Series of 2020
Lift One Lodge
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Section 5-
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
FINALLY, adopted, passed and approved this I Ith day of November, 2020.
Approved as to form:
Approved as to content:
v
Katharine J son, Assistant City Attorney Gr en Green} , Chair
Attest:
WJL-k
es Graham, Deputy City Clerk
Historic Preservation Commission
Resolution #023 Series of 2020
Lift One Lodge
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